1001 N Randolph St #913 · Arlington, VA 22201

$420,000

3 bd · 1.0 ba · 634 sqft · Condo public records · 4 Days on market

Built 2005 $608/mo HOA · 15% of rent

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.1/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +4.5/10.0
• Livability +4.3/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great One bedroom with Sunroom, Granite countertops, Hardwood floor in living and dining room. Stainless Steel appliances. Won't last. Must see. 3 other models also available with $6,000 in builder incentives

Key facts

• Enclosed sunroom
• New hvac
• New dishwasher

Tags

• ENCLOSED SUNROOM
• AMENITY FILLED BUILDING
• NEW HVAC
• NEW DISHWASHER
• UPDATED BATHROOM LIGHTING
• UPGRADED KITCHEN FAUCET

Property features AI

Finance

• Other: Property manager present; Pets allowed (dogs and cats)
• HOA & community: Monthly condo fee of $608.08, professionally managed on-site; HOA covers common area maintenance, custodial services, exterior building maintenance, management, parking fee, reserves, sewer, snow removal, trash, and water; Community amenities include elevator, exercise/fitness room, hot tub, meeting room, picnic area, outdoor pool, reserved/assigned parking

Exterior

• Parking: Assigned underground parking (space #136); One assigned garage space
• Utilities: Public water; Public sewer; Electric power
• Home design: Condominium unit; Hi-rise building (9+ floors); Unit/flat; Entry on 9th floor
• Construction: Brick construction
• Exterior features: Community outdoor pool; Enclosed patio/porch; Common grounds

Interior

• Kitchen: Kitchen
• Bedrooms: One bedroom on the main/entry level (Master Bedroom)
• Bathrooms: One full bathroom (Master Bathroom)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Living room; Sun/Florida room; Enclosed outdoor living space (sunroom)
• Laundry & utility: Washer and dryer in unit; Washer/Dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $399k (4.9% below list).
• Recommended offer: $378k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 1.7% in Arlington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#14 in VA, #387 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Arlington County Public School District (urban): math 65% / reading 77% proficiency, ranked #8 of 131 in VA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Arlington Science Focus School (549 students, 12% FRL); Swanson Middle (math 75% / reading 83%, grade A+, #29 of 342 statewide, top 9%, 936 students, 19% FRL); Washington-Liberty High (math 70% / reading 87%, grade A-, #75 of 319 statewide, top 25%, 2,715 students, 24% FRL).
• Market conditions: Rents soft (-0.8%/yr); 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 621 units permitted in Arlington County in 2024 (429 in 5+ unit buildings).
• This rent runs 33% of the median local income ($145k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Arlington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $361k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $378,328 (9.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.20×
• Total profit: $-94,427
• Equity at exit: $62,623

10-year hold

• IRR: -34.7%
• Equity multiple: -0.24×
• Total profit: $-145,344
• Equity at exit: $36,314

Cash invested: $117,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 22201

• Rents YoY: -0.8%
• Active inventory: 153
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,994 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$339 /mo · $4,072/yr
• Insurance: −$175
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$608
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $-236

Break-even live

Break-even rent $4,293

Max offer price $378,328

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-117	+0% $-236	+5% $-355	+10% $-474
Rent	-10% $-551	-5% $-394	+0% $-236	+5% $-78	+10% $80
Rate	-1.0pp $-24	-0.5pp $-129	base $-236	+0.5pp $-345	+1.0pp $-455

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 9th St N Arlington, VA	2.0	1.0–2.0	1015	$5,295	$5.22	0d	12	0.11mi
901 N Pollard St Arlington, VA	1.0–3.0	1.0–2.0	1057	$4,525	$4.28	4d	17	0.15mi
850 N Randolph St Arlington, VA	1.0–2.0	1.0–2.0	807	$4,122	$5.10	0d	1	0.16mi
818 N Quincy St Arlington, VA	1.0–2.0	1.0–2.0	938	$4,439	$4.73	0d	20	0.19mi
4040 Wilson Blvd Arlington, VA	2.0	1.0–2.0	759	$4,665	$6.15	0d	15	0.23mi
4000 Wilson Blvd Arlington, VA	2.0	1.0–2.0	874	$4,533	$5.19	0d	17	0.25mi
700 N Randolph St Arlington, VA	2.0	1.0–2.0	782	$4,366	$5.58	0d	23	0.26mi
3601 Fairfax Dr Arlington, VA	1.0–2.0	1.0–2.0	857	$4,466	$5.21	0d	26	0.27mi
901 N Nelson St Arlington, VA	1.0–2.0	1.0–2.0	953	$4,013	$4.21	0d	18	0.30mi
672 N Glebe Rd Arlington, VA	1.0–2.0	1.0–2.0	943	$4,238	$4.49	0d	6	0.36mi
624 N Glebe Rd Arlington, VA	2.0	1.0–2.0	888	$4,691	$5.28	0d	25	0.39mi
4200 N Carlin Springs Rd Arlington, VA	2.0	1.0–2.0	771	$3,760	$4.87	0d	27	0.41mi
4650 Washington Blvd Arlington, VA	2.0	1.0–2.0	847	$3,465	$4.09	0d	1	0.49mi
3275 Washington Blvd Arlington, VA	2.0	1.0–2.0	779	$4,476	$5.75	0d	13	0.60mi
1200 N Herndon St Arlington, VA	1.0–2.0	1.0–2.0	1056	$5,091	$4.82	0d	28	0.72mi
3110 10th St N Arlington, VA	1.0–2.0	1.0–2.0	673	$4,216	$6.26	0d	10	0.74mi
3000 Washington Blvd Arlington, VA	3.0	1.0–2.0	1001	$5,312	$5.30	0d	19	0.81mi
925 N Garfield St #492 Arlington, VA	1.0–2.0	1.0–2.0	976	$3,820	$3.91	45d	2	0.85mi
1021 N Garfield St Arlington, VA	1.0–3.0	1.0–2.0	1034	$4,900	$4.74	7d	1	0.86mi
2800 Clarendon Blvd Arlington, VA	3.0	1.0–3.0	1188	$4,530	$3.81	0d	1	0.96mi
4300 Langston Blvd Arlington, VA	3.0	1.0–2.0	1035	$3,599	$3.48	0d	25	1.08mi
1901 N Culpeper St Arlington, VA	1.0–2.0	1.0	478	$1,585	$3.32	45d	1	1.08mi
2060 N Vermont St Unit 2060VT-NV101 Arlington, VA	2.0	1.0	650	$1,995	$3.07	26d	1	1.09mi
4390 Lorcom Ln Arlington, VA	1.0–2.0	1.0–1.5	883	$2,400	$2.72	14d	3	1.16mi
2105 N Glebe Rd Arlington, VA	1.0–5.0	1.0–5.5	2061	$3,848	$1.87	0d	1	1.19mi
4703 20th Rd N Arlington, VA	1.0–2.0	1.0	700	$2,125	$3.04	0d	5	1.20mi
701 N Wayne St Arlington, VA	2.0	1.0	699	$2,742	$3.92	0d	59	1.21mi
1920 N Calvert St Arlington, VA	2.0	1.0	775	$2,485	$3.21	0d	14	1.21mi
2209 N Pershing Dr Arlington, VA	1.0–3.0	1.0–2.0	1034	$3,322	$3.21	0d	7	1.25mi
333 S Glebe Rd Arlington, VA	2.0	1.0	754	$2,685	$3.56	0d	10	1.25mi
2502 Langston Blvd Unit 2 Arlington, VA	2.0	1.0	630	$2,350	$3.73	16d	1	1.30mi
1320 N Veitch St Arlington, VA	1.0–2.0	1.0–2.0	912	$4,005	$4.39	0d	1	1.30mi
1931 N Cleveland St Arlington, VA	1.0–2.0	1.0	773	$2,900	$3.75	15d	4	1.31mi
1931 N Cleveland St Arlington, VA	1.0–2.0	1.0	747	$2,150	$2.88	0d	2	1.31mi
2250 Clarendon Blvd Arlington, VA	1.0–2.0	1.0–2.0	902	$3,909	$4.33	0d	20	1.32mi
2201 Wilson Blvd Arlington, VA	1.0–2.0	1.0–2.0	882	$4,249	$4.81	0d	16	1.35mi
2000 N Adams St Arlington, VA	2.0	1.0–2.0	838	$2,914	$3.48	0d	9	1.38mi
2501 20th Rd N Arlington, VA	1.0–2.0	1.0	725	$1,795	$2.48	26d	1	1.40mi
5705 Washington Blvd Arlington, VA	1.0–2.0	1.0	656	$2,127	$3.24	0d	4	1.43mi
2055 15th St N Arlington, VA	2.0	1.0–2.0	737	$5,558	$7.54	5d	39	1.43mi

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $420,000 Active 4 DOM
2. 2026-06-18
   status $420,000 Active 1 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $420,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $4,072 · $339/mo
• Projected year-2 tax: $4,072 · $339/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,931
• − Mortgage interest: −$23,527
• − Property taxes: −$4,072
• − Insurance: −$2,898
• − Repairs & maintenance: −$3,834
• − Management: −$3,834
• − HOA: −$7,296
• − Depreciation: −$12,218
• Taxable loss: −$9,749
• Est. tax savings @ 24.0%: +$2,340
• After-tax cash flow: $-491/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Arlington County Public School District
• NCES district ID: 5100270
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $103,164
• Composite: 65.23/100
• National rank: #492
• State rank: #8 of 131 in VA

Livability — Arlington

• Score: 86/100
• State rank: #14
• US rank: #387

Category grades

Amenities A+ Commute A+ Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, VA
• County: Arlington County · 236,086 people
• City population: 236,086
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,473
• Household income: $145,000
• Rent vs Own: 67.6% rent · 32.4% own
• Severe rent burden: 1966.0

Population outlook (Arlington County) Hauer SSP2

• Today (2025): 278,021 people
• By 2030: 301,560 · +8.5%
• By 2040: 349,063 · +25.6%
• By 2050: 399,147 · +43.6%
• By 2075: 505,325 · +81.8%
• By 2100: 584,095 · +110.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Asian 11% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 9% Other Indo-European 5% Chinese 2%

Political lean MEDSL · Arlington

• 2024 margin: Solid D (+58.6) · D 78.2% · R 19.6% · Other 2.1%
• 2008→2024 swing: +14.0pp toward D · 2008: 44.6pp · 2024: 58.6pp
• All cycles: 2024: D+58.6 2020: D+63.5 2016: D+60.1 2012: D+39.9 2008: D+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1021.59%
• Current HPI: 300.4755
• Rent YoY: ▼ -0.82%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+16.3% since first listed

5 events — show timeline

• 2026-06-17 Coming Soon $420,000 BRIGHT MLS
• 2009-10-29 Delisted — MRIS
• 2009-10-29 Listed $378,490 MRIS
• 2009-10-01 Sold (MLS) $361,000 BRIGHT MLS
• 2009-10-01 Sold (MLS) $361,000 MRIS

Property tax history

+2.7%/yr

Latest (2025): $4,072 · +0.0% YoY. Source: county tax records.